Existing Roof Inspection Report
On May 7, 2009 I performed an inspection of the existing roof at Verity Instruments, 2901 Eisenhower Dr., in Carrollton, TX.
While the condition of the existing roof material appears to be appropriate for a 25 year old roof there are a number of problems pertaining to sealants and fasteners, attributable to both poor installation techniques and to the age of the material, which are causing the roof leaks currently being experienced. While the current roof leaks may appear to be suddenly severe, there have been several attempts made in the past to stop roof leaks by the application of both elastomeric and asphaltic topical sealants.
Please click on the link below to view pictures of the existing roof installation...
In looking at the pictures you will find evidence of:
1) Gaps in the existing endlap sealants (note that a small probe can be inserted in-between the roof panels of the endlap, indicating the absence or deterioration of properly installed butyl seal tape; in some areas it appears that the sealant is up-slope from the roof fasteners)
2) Gaps in-between the top-most roof panel of the endlap and the underside of the endlap cinch strap. While this gap does not allow moisture to penetrate the endlap it is evidence that the existing fasteners no longer provide proper compression of the underlying sealants
3) There are approximately 22 older roof penetrations that have received the topical remedy in the past that should be completely removed with new penetration flashings installed
4) There are (4) existing penetrations where the old mechanical platform was removed. This have obviously been a problem in the past as evidenced by the rather large build-up of topical sealants that have been applied
5) There is one roof penetration that has been abandoned and, currently, has a 5-gallon bucket over the top of the old penetration flashing
6) There are many locations where the roof perimeter trim fasteners have "backed out" and are no longer providing compression of the existing sealants
7) There are several locations where rock and other debris are present on the existing roof...a sign that the existing roof has not been maintained on any regular schedule
While the roof is serviceable the above items should be corrected immediately to alleviate the continued leaking that has been experienced. These corrective measures include:
1) Per items 1 & 2 above it is recommended that all three endlap runs on the roof be opened up and completely re-worked with new sealants and fasteners
2) All of the 22 existing roof penetrations should be re-newed by removing the existing penetration flashing and installing new flashings and fasteners
3) The (4) roof rack pipe penetrations should be 1) cut off below the roof panel surface the a pre-fabricated "flat" curb should be installed in an area 5' X 6' to completely removed the panels where the topical remedy has been builtp-up over the years
4) Item #5 above should be addressed in the same manner as (4) roof rack pipe penetrations
5) Roof perimeter trim should be fixed by replacement of the screws and sealants in the areas where is it very evident that the fasteners have "backed" themselves out
6) The entire roof should be either swept, blow-off and/or washed down in order to avoid accelerated deterioration of the existing roof panel surface.